Item - 2019.NY3.3

North York Community Council recommends that:

1. City Council direct City Staff to continue to negotiate with the applicant to resolve the outstanding issues detailed in the report (February 12, 2019) from the Director, Community Planning, North York District.

2. City Council direct the City Solicitor and appropriate City Staff to attend and oppose the application in its current form, should the application be appealed to the Local Planning Appeal Tribunal (the "LPAT") on the basis of Council's failure to make a decision on the application within the statutory timeframe of the Planning Act.

This application proposes to permit the construction of two 18-storey residential buildings at 25 Fisherville Road. The two buildings would have a total Gross Floor Area (GFA) of 33 372 square metres and a total of 458 residential units, in addition to the 214 existing residential units on-site. The proposed buildings would have a Floor Space Index (FSI) of 2.21 and overall the site would have a FSI of 3.65.  The proposal includes a proposed public park.

The report sets out outstanding issues related to the application and makes an initial determination as to whether or not the application is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2017). The proposal in its current form is not consistent with policies of the Provincial Policy Statement and does not conform to policies of the Growth Plan for the Greater Golden Horseshoe as fully described in the Comments section of this report.

In addition to issues related to consistency and conformity with provincial policies, a number of other issues regarding Official Plan conformity also need to be resolved, including:

- demonstrating compatible infill, including appropriate level of residential amenity; adequate sunlight and landscaped open space for new and existing residents; and organization of development on site to frame streets and open space (4.2.2);

- new buildings fronting onto public streets and providing pedestrian entrances from adjacent public streets (4.2.3 and Section 3);

- improving the local network of new streets, including providing new streets for access and frontage for existing and future development, improving pedestrian and bicycle circulation, and safe access to parks, open spaces, transit, schools and pedestrian destinations (OP Policy 2.3.1.5.e);

- enhancing community and neighbourhood amenities and encouraging and developing partnerships to better utilize common indoor and outdoor amenity areas for the use of residents in apartment properties (OP Policy 2.3.1.7.); and

- addressing how larger sites which have the opportunity for more than one new building, provide a framework of additional public streets, shared driveways, new parkland and shared open space to create infill development that meets the objectives of this Plan.

The application at 25 Fisherville Road is the most recent of several applications in the area seeking to intensify within tower sites in the Bathurst Fisherville area.  City Planning staff have been working with the landowners to develop a block and context plan that would implement a public realm plan coordinated with parks and open spaces, any required streets, servicing, community facilities, and a comprehensive plan for the siting and built form for future redevelopment in the area.  City Planning staff's opinion is that the best way to evaluate how additional density could be accommodated on these sites is through a comprehensive process.  Although Staff have concerns with the application in its current form, Staff would like to continue to work with the applicant to resolve the outstanding issues for this redevelopment as part of a comprehensive framework that implements city building objectives.